1106 W President Ave · Greenwood, MS 38930

$40,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 1 Days on market

Built 1961 8,712 sqft lot Est $70k · 43% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath ranch-style home offers a great opportunity for investors or buyers looking to put their personal touch on a property. With a classic layout and solid structure, this home is full of potential but will require some TLC to bring it to its full charm. Inside, you'll find an open-concept kitchen and dining area that provides a functional space for everyday living and entertaining. The layout offers a good foundation for updates and customization to suit your style. Outside, the property features a fenced backyard—ideal for pets, children, or added privacy—along with a storage shed for tools and equipment. The home also includes a covered carport and sits bene

Key facts

• 8,712 sq ft lot
• 3 parking spots
• Built 1961

Property features AI

Finance

• Other: Building area listed as 1,080 (source: public records)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Carport (1 car); Driveway; Concrete parking; 3 total parking spaces
• Security: No security features provided
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single family residence (house); One story; Fixer condition
• Construction: Built with asbestos and brick materials; Slab foundation; Year built from public records
• Exterior features: Shingle roof; Back yard fencing; City lot; Fenced yard; Few trees; Level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One-level layout
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water heater; Outside fireplace; Wood frame windows
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $40k).
• Cap rate 11.6% vs local median 4.7% in Greenwood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#31 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Market conditions: 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9 units permitted in Leflore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Leflore County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.89%
• DSCR: 1.84
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $70,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 W Jefferson Ave	0.50mi	2/1.0 (-1)	960 (-11%)	2mo	$65,000	$68	52
410 Cherokee Rd	0.49mi	3/1.0	1,164 (+8%)	17mo	$87,500	$75	50
604 W West President Ave	0.43mi	2/1.0 (-1)	1,141 (+6%)	23mo	$74,000	$65	46
507 W Jefferson Ave	0.40mi	2/1.0 (-1)	1,225 (+13%)	10mo	$55,000	$45	46
303 W Adams Ave	0.55mi	2/1.0 (-1)	1,000 (-7%)	13mo	$60,000	$60	46
308 W Harding Ave	0.61mi	2/1.0 (-1)	1,177 (+9%)	11mo	$62,000	$53	43
611 W President Ave	0.42mi	2/1.0 (-1)	985 (-9%)	24mo	$105,000	$107	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $4,820
• Equity at exit: $5,964

10-year hold

• IRR: 20.0%
• Equity multiple: 2.69×
• Total profit: $18,951
• Equity at exit: $3,458

Cash invested: $11,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 38930

• Home prices YoY: -18.6%
• Active inventory: 101
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $176

Break-even live

Break-even rent $477

Max offer price $40,000

Occupancy floor 70%

Sensitivity live

Price	-10% $304	-5% $188	+0% $176	+5% $165	+10% $154
Rent	-10% $121	-5% $149	+0% $176	+5% $204	+10% $232
Rate	-1.0pp $196	-0.5pp $186	base $176	+0.5pp $166	+1.0pp $155

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Martin St Greenwood, MS	2.0	1.0	950	$700	$0.74	45d	1	0.69mi

Listing history 5 events

1. 2026-05-08
   historical
2. 2026-05-07
   listed $40,000 Active
3. 2026-05-06
   status Pending
4. 2026-05-06
   listed $40,000 Active
5. 1967-12-12
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,400
• − Mortgage interest: −$2,241
• − Property taxes: −$1,803
• − Insurance: −$200
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$1,164
• Taxable income: $1,649
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $1,720/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — Greenwood

• Score: 71/100
• State rank: #31
• US rank: #6625

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, MS
• Population (ZIP): 23,326

Population outlook (Leflore County) Hauer SSP2

• Today (2025): 27,008 people
• By 2030: 25,362 · -6.1%
• By 2040: 22,049 · -18.4%
• By 2050: 19,188 · -29.0%
• By 2075: 13,543 · -49.9%
• By 2100: 8,913 · -67.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 25% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Leflore

• 2024 margin: Solid D (+38.5) · D 68.7% · R 30.3%
• 2008→2024 swing: +1.7pp toward D · 2008: 36.8pp · 2024: 38.5pp
• All cycles: 2024: D+38.5 2020: D+41.5 2016: D+41.0 2012: D+45.8 2008: D+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.32%
• Current HPI: 150.2668
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

5 events — show timeline

• 2026-05-08 Listing Removed — MLSU
• 2026-05-07 Listed $40,000 MLSU
• 2026-05-06 Pending — MLSU
• 2026-05-06 Listed $40,000 MLSU
• 1967-12-12 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,803 · +22.0% YoY. Source: county tax records.